An article From Advocates about Maintenance of Apartments
The trend for
the high rise buildings in Bangalore started during late eighties when the
builders from Bombay launched. Building projects in Bangalore. The attraction
was rapid growth of Bangalore between 1971-81 which was the highest in
Asia in addition to the salubrious climate, beauty,(this is almost lost today)
cheaper land and higher F A R permissible compared to Bombay and the hospitable
citizens of Bangalore. Rahejas, Ranka, embassy, mittal, Bhaktavar are some of
the builders who started their activities in Bangalore during that time Local
entrepreneurs also started building activity like .Prestige, India Builders and
others. Their intention was to make most of the situation.
Due to enormous potential for building activity,
hundreds of building activity, hundreds of apartments and considerable number
of commercial complexes had come up in Bangalore. Those who lived in flats were
mostly outsiders. Local people even now like to have independent house.
To enable regulation of apartments, the following two acts were passed in
Karnataka on the lines of Mumbai acts.
1 Karnataka ownership
Act, 1972, 2 Karnataka Ownership flats (Regulation of the Promotion of
construction, sale management and transfer) Act, 1972.Even now majority of the apartment dwellers are not aware of these acts, and rules issued under these
acts, which came into force from 2.04.1975 No one is following these ACTS.In
Bangalore the Co-operative Housing Societies or the Owners Associations are
being followed the choice being left to the group of buyers of flats.
Most of the Co-operative societies were registered under the Co-operative
Societies Act.
Associations are registered under the Karnataka societies Registration Act,
1960. In Mumbai a group of persons form a housing society, mobilize funds,
purchase land, build apartment, live in the apartment and maintain the
building. Where as in Bangalore, builders build the apartment sell the flats
during construction and later. The buyers form apartment Housing Society Owners
association for only maintenance purposes. The builders register the flats in
favour of the buyers. Later transaction is between the owner of the flat and
the subsequent buyer. The seller relinquishes his membership in the
Society / Association and the buyers become a member of the Society / Association.
Bye laws:
After registration, the Apartment Society frames its bye laws and gets it
approved from the Co-operative Department or under society act. The byelaws
should be in accordance with the Act and provisions. The byelaws provide for
election of Committee and office bearers for management of the society
Elections to the committee in case of housing Co-op Society are conducted by
the Returning Officer appointed by the co-operative Department as per
procedure. In the case of Association or Society the General Body elects the
office bearers. Byelaws provides for membership. General Body
Meeting, Special General Body Meeting.
Committee, powers of the committee,
accounts & audit and in general
management of the Housing Society or Association. The Department of
Co-operative approves the Byelaws and returns to the Society for following the
provisions.In case of an Association, the Registrar of Societies along
with the Memorandum approves Rules and Regulations of the Owners Association.
Services Rendered:
The services provided by the society /
Association are water supply, general lighting, lifts, security, cleaning of
the premises, garbage removal, gardening, colour washing, periodical painting,
civil works repairs, water supply and drainage repairs, electrical repairs etc.
As there is power shortage in the state with power cut twice a day, generator
service for lift, common area lighting,and pumping of water is provided in some
buildings. Intercom facilities from the flats to the security area is also
provided in some buildings, club, health club, swimming pool, dish antenna
& library facilities are provided in luxury apartments. Some societies also
organize social activities for the benefit of residents
PERSONNEL FOR
MAINTENANCE SERVICES
a. Security: Security arrangements are
made through a security agency or by appointing security personnel directly by
the Society! Association. Two or Three shifts are arranged to the convenience.
The security personnel are also entrusted with the water pumping duties to
maintain water supply throughout the day from borewell and B.W.S.S.B. water,
responsibility of common area lighting, reporting in case of lift problem etc.,
is also entrusted to the security-men. Collection of milk at security gate is
also entrusted to the security men. For additional income, the security men
clean the vehicles of the occupants during their off period. They also get tips
when they help the occupants for odd jobs. Occupants help useful security men
with food, clothes, tips loan etc. the security men are also used to send
messages and letters by the occupants.
b. Sweeper: Sweeper is
entrusted with removal of garbage baskets from the doors of flats, which
are dumped on the roadside garbage bins, or other arrangement to clean the
garbage. They sweep the common area and are supposed to maintain the premises
clean. They are also useful for odd jobs of the occupants
c. Gardeners: Gardeners maintain the
plants and lawn where garden is maintained. In case of only a few plants
frequent supervision by a gardener or watering of plants by the sweeper is
arranged.
d. Plumber / Electrician: The services of a
plumber are arranged in some apartments! complexes for one or two hours fixed
according to convenience. He will help in. replacement of washers in taps and
stoppage of minor leaks. Similarly services of an electrician, or a
plumber-cum- electrician service is arranged.
e. Secretary / Manager:
A paid Secretary in case of an apartment Society / or a Manager in case of
commercial complexes is employed. His duty is to send maintenance bills to the
occupants, collect maintenance charges, maintain accounts, supervise the work
of security men, sweeper, gardener, plumber, and electrician and provide
liaison between the occupants and the office bearers. He will also arrange for
maintenance repairs and replacements. He
will assist in the conduct of meetings, payment of water and electricity bills,
and correspondence. Good maintenance depends of an effective and useful
Secretary Manager.
Maintenance Charges:
Maintenance charges fixed to cover the routine charges like salaries, water and
electricity bills, minor repairs, correspondence, overheads, and extra amount
to maintain a development fund to meet major repairs like replacement of motors
and pumps, water supply and drainage arrangement, replacement of bore well
pipes, replacement of water proof course, replacing electrical wiring system
etc. Fixation of maintenance subject, which attracts arguments between the
office bearers and the occupants. In some cases additional resources are
generated by leasing additional parking spaces, advertisement hoardings, S.T.D.
booths etc. transfer or N.O.C fee is also collected whenever, there is resale
of flat office on its / shops.
Good management enables availability of adequate
funds of good maintenance and major repairs. Occupants should elect service
minded officer bearers in their own interest for good facilities and living
environment. Absentee land lords:Normally 10% or more flats in apartments of
Bangalore are owned by outsiders from Bombay, Calcutta, Hyderabad and other
places in India as well as from abroad. The percentage being more in the
apartments of Cantonment, Central areas, and Bangalore south. Nowadays
apartment constructions has spread all over Bangalore including out skirts.
Myhna-Heights Apartments Area Range 1075 - 1737 Sq.ft, 2BHK, 2.5BHK and 3BHK Apartments Located in Marthahalli, Bangalore.
Description:
Built to add to your lifestyle, Myhna Heights is a complete ensemble of home and leisure rolled up in one. For instance, the very entry itself is designed to be grand. Impressive and elegant, the road to everything else will be a discovery. Because inside the fence of Myhna Heights, there’s more to discover at every step. More that compliments your life and style.
Amenities:
Clubhouse
Swimming Pool
Toddlers Pool
Multipurpose Hall
Health Club
A/C Gym
Jogging Track
Children's Play Area
Strategic Location
Premium Quality Construction
100% Vasthu
Excellent Ventilation
Swimming Pool
Toddlers Pool
Multipurpose Hall
Health Club
A/C Gym
Jogging Track
Children's Play Area
Strategic Location
Premium Quality Construction
100% Vasthu
Excellent Ventilation
Bangalore properties like Apartments / Villas / Plots / Independent Houses ....
Real Estate Properties are available in Bangalore City.......
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